Table of Contents
- Background: The Push for Reform
- Overview of HB 913
- Structural Safety and Inspections
- Financial Relief and Flexibility
- Insurance Requirements and Restrictions
- Governance and Transparency
- Community Association Manager (CAM) Regulation
- Hurricane Protection and Maintenance
- Key Provisions and Changes
- Compliance Timeline: What Happens and When
- Action Plan for Association Boards
- Engineering and CAM Considerations
- Risks of Non-Compliance
- Conclusion: Building Safer Communities Together
Background: The Push for Reform
Florida condominium associations are now staring down a non-negotiable deadline: by December 31, 2025, all buildings three stories or taller must complete their milestone structural inspections and Structural Integrity Reserve Studies (SIRS)—no exceptions, no delays.
House Bill 913, signed into law in June 2025, extends the original SIRS deadline by one year, but replaces flexibility with firm consequences. Associations that miss the deadline will face insurance ineligibility, potential occupancy restrictions, and legal exposure for their board members.
This article explains exactly what HB 913 demands, what’s changed from previous legislation, and how your association can stay compliant—on time, and with confidence.
Overview of HB 913
Signed into law: June 24, 2025
Effective date: July 1, 2025
HB 913 updates Florida Statutes to:
- Require earlier and recurring structural inspections
- Mandate structural integrity reserve studies (SIRS)
- Strengthen transparency obligations for condominium boards
- Empower local jurisdictions to act faster on violations
The law targets buildings three stories or more, especially in coastal zones or those nearing 30 years of age.
Key Provisions and Their Impact
1. Structural Safety and Inspections
- Milestone Inspections: HB 913 clarifies that milestone inspections and Structural Integrity Reserve Studies (SIRS) apply to buildings with three or more habitable stories.
- Inspection Deadlines: Deadline for completing SIRS is extended to December 31, 2025 for unit owner-controlled associations.
- Repair Timelines: Repairs from Phase Two Milestone Inspections must begin within 365 days.
- Exemptions: Four-family dwellings with three or fewer habitable stories are exempt from SIRS.
- Enhanced SIRS Content: SIRS must include a baseline funding plan (reserves must never fall below zero) and must distinguish between required and optional items.
Bar chart showing lifespan estimates of components (roof, load-bearing walls, etc.) used in a SIRS.
2. Financial Relief and Flexibility
- Reserve Funding Pause: Associations may suspend reserve funding for up to two years following a milestone inspection to redirect funds toward urgent repairs.
- Funding Options: Use of loans or credit lines is permitted with a majority vote of unit owners.
- Increased Thresholds: Repairs under $25,000 are excluded from SIRS, focusing attention on major repairs (up from $10,000).
3. Insurance Requirements and Restrictions
- Citizens Insurance Eligibility: Associations not in compliance with HB 913 are ineligible for state-backed Citizens Insurance policies.
- Mandatory Insurance: Associations must maintain property insurance, with replacement value determined by independent appraisal at least once every three years.
4. Governance and Transparency
- Electronic Voting: If 25% of voting interests petition for it, boards must implement electronic voting.
- Board Meetings: Must be held quarterly and include time for owner questions on repairs and financials.
- Recall Procedures: Streamlined for clarity and due process.
- Condo Termination: Procedures simplified for non-residential condominiums and vertical subdivisions.
- Online Reporting: Associations must annually update contact, board, and unit data via a state-run portal.
5. Community Association Manager (CAM) Regulation
- License Restrictions: CAMs with revoked licenses are barred from industry work for 10 years.
- Online DBPR Account: CAMs must keep a current profile with the Florida Department of Business and Professional Regulation.
- Contract and Meeting Requirements: Management contracts must confirm adherence to professional standards; CAMs must attend at least one board meeting in person annually.
6. Hurricane Protection and Maintenance
- Responsibility Clarified: Unless stated otherwise in the governing documents, unit owners aren’t liable for removing or reinstalling hurricane protection during required association work.
- Special Assessments and Loans: Boards are empowered to issue assessments and secure loans even if governing documents state otherwise, ensuring no delay in emergency maintenance.
Compliance Timeline: What Happens and When
| Deadline | Action Required |
|---|---|
| July 1, 2025 | HB 913 takes effect |
| December 31, 2024 | Milestone inspections due for buildings issued COs in or before 1992 |
| 2025–2026 | Counties begin enforcing local rules and extensions |
| Every 10 years | Follow-up inspections and reserve study updates |
Action Plan for Association Boards
- Confirm Your Building’s Age
- Hire Qualified Inspectors (structural engineers or architects)
- Schedule Milestone Inspections in Advance
- Update and Fund Reserve Studies
- Communicate Regularly with Owners
- Archive Documents for 15+ Years
Engineering and CAM Considerations
- Licensed Engineers must report dangerous conditions within 24 hours.
- Community Association Managers (CAMs) are responsible for maintaining compliance records and posting updates to websites.
- All Professionals must use BORA-approved inspection forms and photographic documentation.
Tip: Focus your evaluations on high-moisture zones and external load-bearing members in coastal buildings.
Risks of Non-Compliance
- Fines and Legal Action from local enforcement
- Ineligibility for Insurance Renewals
- Fiduciary Liability for Board Members
- Uninhabitable Building Declarations by city officials
If conditions are deemed unsafe and go unaddressed, occupancy may be revoked, forcing full evacuations.
Building Safer Communities Together
HB 913 is more than a legal update; it’s a safety imperative. As Florida continues to confront the realities of coastal exposure, aging infrastructure, and population growth, proactive maintenance is non-negotiable. Condominium boards, engineers, and CAMs must collaborate now to prepare for the enforcement phase.
The Milestone Inspection Experts – Florida’s Condominium Inspections
- Phone: 941-391-5980
- Email: contact@fleng.com
- Address: 4161 Tamiami Trail, Suite 101, Port Charlotte, FL 33952
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- Milestone Inspections
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[This above text is for information purposes only and does not constitute engineering or legal advice. Please consult a professional engineer and licensed attorney for any specific answers to your questions about Milestone Inspections HB-913 and the legal obligations milestone inspections entail.]
